Posts

Best Investing Books for Canadian Real Estate Investors in 2018

Top five must-read books for Canadian Real Estate Investors in 2018

Want to learn about the best investing books for real estate? Read this!

Reading is one of the best ways to learn how to do something. You can get how-to advice right from the horse’s (or in this case world-class expert’s) mouth. It’s also really cheap! For about ten bucks a pop, you can have access to what the world’s experts have to say on any topic. There’s so much you can learn about real estate investing just by reading a few books!

Not sure where to start?

I’ve put together a list of the top five books you should read if you’re interested in real estate investing in Canada. Below, you’ll also find a summary of one of the main ideas in each one. Just in case you’re feeling too lazy to read the whole book, I don’t want to leave you with no take-away after reading this article.

So if you want to learn about real estate investing, before you spend all kinds of money on online courses or seminars, please please read these books!

 

  • Book no. 5 : The Wealthy Renter by Alex Avery

People assume that buying a principal residence makes good financial sense. Why throw money away on rent, right?  Not so fast, says Alex Avery. Investing is all about leverage, so the question should be: what else could you do with that money? Avery thinks you can find better ways to leverage your down-payment money, instead of plunking it into a single-family-home.

Some Numbers

Let’s take a simple example. Suppose you want to buy a condo or cottage for 300k. Let’s assume you put down 20% (60k). At 4% interest, these payments will run you 1250$ / month. Add 200$/month property taxes and the same in condo fees or, in the case of a home, 250$ in maintenance (no upgrades!!), and you’re running 1950$ in monthly payments. None of these expenses is tax deductible. You’re building equity at a rate of about 500$/month. Your ROI in terms of building equity is 6000$/60,000$ or 1%. Sound like a good investment? I’m thinking, Meh.

“What about market appreciation?” you say.

Okay. Let’s assume 3% appreciation per year. (We’re not accounting for the ups-and-downs of real estate cycles). You’re now making 4% on your money. Still sound like a good investment? Remember: your payments are made with after-tax dollars. None of the work or maintenance you do is tax deductible, neither is your mortgage interest. Sure, you won’t have the capital gains hit when you sell. But still, 4%?

Let’s consider what happens if you put the same money down on a rental property. Your cost structure is the same (1950$ / month), but now you’re making 1950$ in rent. Also, you expense all sorts of things to help create a loss in the early years of ownership, creating a tax advantage. You can also expense your mortgage interest.

What about my rent? you say. You need a place to live.

Sure! Let’s make your rent 1000$/month. In this case, your out of pocket is half the amount it would cost you to own.

Now, let’s say you’re still making 3% appreciation like in scenario 1, but you’re also saving 1000$ per month because your tenants are paying your mortgage and building expenses. Add 12k to the initial 6k being capitalized. You’re now making a 30% return, plus the 3% market appreciation. That’s 33% return versus 4% as a homeowner. See Avery’s point?

I Hate My Landlord’s Kitchen

But wait, you say. There are other blah things about renting. I can’t upgrade or really customize my place, right?

Says who?

I’ll tell you right now, if one of my tenants offers to redo a kitchen for me, I’d happily reduce the rent a bit. Consider what happens if you spend 5k redoing your landlord’s kitchen in scenario two.

Suppose you negotiate a 100$ rent reduction in exchange for 5k of renovations. You now save 13,200$ on your living expenses in comparison with scenario one. Subtract 5k for the kitchen renos from your savings, and you’re still ahead by 8,200$ over the person who bought their home. Now add the 6000$ of equity. That’s a 24% return! Still think becoming a landlord and redoing someone else’s kitchen is such a bad idea?

The key idea in Avery’s book is this: you need to understand the cost-structure and opportunity cost of plunking down-payment capital and after-tax dollars into a principal residence. His calculations are sometimes a bit hard to follow (maybe like mine where in this summary?), but the reflections these two financial scenarios is really important before making investment decisions.

That’s why I put his book in position number five on my list.

 

  • Book no. 4 : Secrets of the Canadian Real Estate Cycle

It may sound a bit silly, but the main idea in Secrets is that there are real estate cycles in Canadian markets and that we, as investors, should be mindful of these cycles in our purchasing decisions. Amazing, right? In all our excitement about investing, we sometimes forget to assess where our particular market may be in it’s inevitable up-and-down price cycle.

Influencing Factors

The authors point out that real estate markets in Canadian cities are influenced by a very specific factors. Because real estate cycles are long (usually many years in depth), and because the media give us all sorts of conflicting information, we sometimes forget that there are a limited set of elements that come together to determine real estate prices and the availability of housing both for renters and owners.

Authors Don R. Campbell, Greg Head, and Kieran Trass do their best to name these influencing pressures in Secrets. For example, net incoming migration, economic patterns and industry concentrations, amount and quality of available rental housing, as well as possibility for geographic expansion are all factors that impact local markets. Rent control, for example, like in Montreal, or lack thereof (like in Calgary) can also greatly affect building profitability. Macro- factors such as interest rate trends and government regulations (especially in Canada’s regulated banking industry) also impact both local and national markets. (Think of the Bank of Canada’s lending laws or Vancouver’s foreign buyer tax as a few examples).  

Case Studies

The authors carry out case studies of each of Canada’s major markets (Toronto, Montreal, Vancouver, Ottawa, Calgary). They present some of the different forces that led to boom-and-bust cycles in each of these cities in the last decade. The cases studies are super valuable in terms of illustrating how different markets respond to different types of pressures. (For example Toronto has an incredible rate of growth due to immigration, whereas Montreal has limited on-island space. Calgary has a very resource-based economy, and so on.)

The one weak point I found in reading is that the authors spend a lot of time stating and re-stating that there are wise investors, and lemming-investors who tend to jump over a cliff because of frenzied information in the media. There’s obviously truth in this. That being said, at times I found this detracted a bit from space that could have been used to elaborate on more tangible and practical tips for understanding real estate cycles.

Still, this book is a must-read for any Canadian investor looking to make a buck and capitalize on the up-and-downs in his or her local market. That’s why I make this book my no.4 pick.

 

 

  • Book no. 3 : More Than Cash-Flow by Julie Broad

Julie Broad is not a happy camper. Her book begins by voicing her (intense) disappointment with some of the (very expensive) real estate seminars she attended. Despite her level of anger, there are two really great things about this book. First, Broad really puts into perspective the realities of owning rental property.

Crackheads & Roaches

From crack-head tenants to the challenges of owning rental property in far-away places, she gives the would-be investor an up-close-and-personal set of impressions of what it means to be a landlord. This is valuable because so few authors and speakers who deal with investment property are really clear about the weird, wonderful and wicked realities that come with tenants and rental buildings. Broad pulls no punches here!

Bigger, Better, Bust

The second very important thing she does is question how the real estate coaching industry celebrates more deals, less money down, better numbers, a bigger portfolio. A lot of educational material on real estate investing celebrates high-risk leveraging practices. Workshop presenters often tell stories of investors doing fifty, eighty, one hundred deals in a year. What they don’t tell us, Broad suggests (and I agree), is about all the heart-attacks and bankruptcies that happen because newbie investors go to far too fast. Depending on your profile and ambitions, slow-and-steady may be a better idea than fast and furious.

#Landlordlife

Overall, what I like about Julie’s book is that she paints a very realistic picture of what it means to landlord, exploring what happens when real estate investment is a key part of your financial picture. This is rare in the industry, and it’s valuable. I appreciated her anger a little less. But, sit tight, read past this, and you stand to gain some valuable insight into what life as a landlord may be like.

 

  • Book no. 4 : It’s Not About Money by Brent Kessel

    This book is not specifically about investing in real estate. So what’s it doing in a top-5 list of real estate books?

    Well, so far no one has written a real estate investing book that so cleanly addresses the practice of living a financially free and fulfilling life. Kessel’s book is ultimately about money management and financial planning. I highly highly recommend reading this as you’re looking at ways of making more money, because in trying to make ourselves financially richer, it’s very very very important not to lose sight of the true prize of wealth, which is – of course not a bigger bank account – but a better, more fulfilling life. Real estate investing is, at it’s base, a vehicle for building wealth, and so it fits neatly under the umbrella of what Kessel is talking about.

    Better Not Bigger

    Kessel’s book makes a great case against the our society’s drive for bigger, better, faster. His goal is to push the reader to reconsider his or her relationship to money, thereby increasing both financial stability and contentment. Kessel takes inspiration from Buddhist thinkers such as Thich Nhat Hanh, as he asks us to evaluate what he calls the “desires of the wanting mind.” He goes on to point out eight archetypal relationships people have to money and suggests ways of working within our archetype

    His book is persuasive and intelligently written. He takes us on a voyage of self-evaluation, encouraging us to pinpoint our financial acts of self-sabotage. Overall, his goal is paradoxically, to get us to realize that financial planning and investing is “not about the money”. Building wealth at it’s best should be a practice of cultivating a better life that suits our individual needs and desires, not some sort of competitive sport, or a place to let our neuroses run rampant.

Money and Mindfulness

The other thing that’s cool about Kessel’s book is that it’s a great counter-weight to Julie Broad’s anger in More Than Cashflow. While Broad is (justifiably) unhappy with the level of charletanry and exaggerated claims made in the real estate coaching industry, her anger is sometimes not terribly constructive for someone hoping to develop a mindful and healthy relationship with wealth. Until someone writes a real estate investing book on how to build an empire without trading in your peace of mind, read Brent Kessel.

 

  • Book no. 1 : Rich Dad, Poor Dad by Robert Kyosaki

If you’re consider investing in real estate and you haven’t read this book: shame on you! Rich Dad, Poor Dad is the bible for real estate investors. While Kiyosaki’s book offers many insights and inspirational words for the new investor, the essential take-away is being able to recognize the mindset that separates the wealthy from everyone else.

Don’t Trade Your Time For Money

Kiyosaki defines three money mindsets. The working class, for him, have expenses and liabilities. Cars, rent, TVs, food, vacations – these are all expenses or consumer goods that lose value with time. Spend on these things and you’ll be subject to the law of diminishing returns.

The middle class, on the other hand, usually own a family home and believes it to be an asset. While it is true that real estate tends to appreciate over time, once you factor in that mortgage-, maintenance- and upgrade payments are made with after-tax dollars, plus the fact that neither interest nor work on the property is tax-deductible, you’ve basically only contributing to a forced-savings plan (see Alex Avery in Wealthy Renter for a more detailed explanation of this).

So, working-class families tend to have no assets, only expenses. Middle class families tend to have liabilities (a single family home) that they consider an asset. But the true defining factor in creating wealthy has to do with cash flow and passive income.

The real trap, according to Kiyosaki, is to tie the number of hours you work to the ceiling on your salary. Anyone who’s main source of income is dependent on the numbers of hours they have to sell with forever bump against the fact that their number of “billable” hours are limited. If you get paid by the hour, your revenue depends on how much time you have to sell. Worse, the only real way to increase your income is to sell more hours. See where this little trap leads?

Wealth Mindset

“Passive income”, of which rental income is one source, is Kiyosaki’s answer to this problem. For him, cash flow is the defining marker of what separates the wealthy from everyone else. The wealthy set up systems – businesses or investments – that generate cash flow while they sleep, go on vacation, or work at their other jobs. In this analysis, real estate becomes an easy vehicle for creating a revenue stream that doesn’t require a specific amount of work-hours to produce fruit. In addition, there are all sorts of tax-breaks and deductions that come with real estate investment. Kiyosaki mentions this as a further advantage to owning property. The middle class, for him (and I am inclined to agree), is burdened with the largest tax burden vs. income structure, as the wealthy tend to have all sorts of strategies for paying less tax. Real estate is one such vehicle.

It’s Time

So, if you’re looking at investing in real estate and you haven’t yet read Rich Dad, Poor Dad, it’s time.

 

Can You Afford Not to Read These Books?

I’ll leave you with this closing thought: real estate gurus and coaches sell education packages that usually start with five-figures. These five books combined will run you fifty Canadian dollars if you buy the Kindle version or perhaps seventy-five bucks if you opt for paperback. The amount of time it’ll take you to read them is probably comparable to a three-day weekend seminar.

If you’re potentially becoming a landlord, can you afford not to spend this money and take this time to get similar value? On your path to building a cash-flow empire and a mindset that will slowly lift you from the ranks of the middle- or working-class, I’m hoping that the answer to this question will come easily.

 

 

 

 

 

Local real estate prices

Local real estate prices too expensive? Here are come creative solutions…

Shopping for real estate in areas like Montreal’s Plateau Mont-Royal, or the GTA. Markets in many desirable areas present a challenge for first-timers and more experienced investors alike.

It’s hard to find properties that cash flow. Barriers to entry for a first purchase are about to take a step skyward. With changes planned to lend criteria early next year, many will see their buying power decrease. Tempting to sigh and conclude you’ll never be able to get into the real estate game?
Don’t! Maybe it’s just time to get creative.
Answers exist outside your local market. Instead of plopping down 500k for a condo in the Plateau, why not consider a triplex in a less sexy part of Montreal? Duplexes and triplexes in areas like Mercier or Lachine go from 300k-450k. At this price, it’s possible to find properties that break even or have slightly positive cash flow.
Not stoked about living in Lachine? Or Hochelaga? No problem! If you want to live in a pricey area, consider renting. When you run numbers, you’ll be surprised how cost-effective renting may be. Let someone else lose money on negative cash flow!
Don’t forget: you pay your mortgage on a principal residence with after-tax dollars. Add to this the fact that interest in your private residence is not tax deductible. Now you’ve added two tax burdens to compound already exaggerated property prices.
If you live in Toronto, prices may have you thinking you’ll never own property. Did you know a one bedroom condo in Montreal can go for 175-200k?
With a property like this, well rented, you can cover your costs with pre-tax rent dollars. You can deduct the interest as a business expense. If Montreal seems too far, what about student havens like Kingston or London? Prices in these areas are lower than the GTA, and you’ll have a pool of student-renters with parents as guarantors who can sign your leases. Food for thought!
Whatever market you choose to live in, don’t let soaring prices dash your investment hopes. Think again! In a challenging market, I like to put a twist on an old proverb: when the going gets tough, the tough get creative.
Yours in property investing,
Terrie Schauer

How to Build a Killer Investor’s Network

Missed Our Last Workshop?

A Sneak Peek At What Happened…

Networking is one of the keys to success in the real estate industry. But it’s a struggle for so many of us!

Networking can be a struggle because we don’t have a good understanding of the science of effective networking building. We go to random events, wasting time and effort and often enduring social awkwardness because we don’t know how to network effectively.

Without giving away everything that happened at the workshop (including networking), here are a few do’s and don’ts:

– Do attend activities that allow you to have regular contact with people (recurring meet-ups, BNI breakfasts, etc). Networking is more like farming than hunting. You’re building a network, so the more you see the people in your network, the more you’ll be top-of-mind, and the deeper your relationships will become.

– Do attend events with an objective in mind. Who do you want to talk to? How many people would you like to connect to? Who do you want to meet? Otherwise, it’s too easy to spend the evening talking to the same 3 people.

– Do think of other people. When you meet someone new, keep in mind how you can be of use. Ask yourself: how can I add value for this person? Who can I connect them with? How can we help each other? This prevents you from being in sales-pitch mode.

– Do attend smaller, focused events. It’s better to be in a room with ten useful connections, than in a room with one hundred tourists.

– Don’t be afraid to ask potential mentors or peers for a 15-minute Skype call, a lunch or coffee with the phrase: “I admire what you’ve done. Would you have a few minutes to tell me how you did it?” You’ll be surprised how far a little flattery will get you!

– Don’t assume that once you’ve made a connection it will “stay warm”. There is a science to maintaining your network with scheduled phone calls, newsletters, emails and so on. There are some great podcasts on this topic. Schedule time to maintain your network so you remain top of mind.

– Don’t be afraid to use social media. LinkedIn and Facebook are obvious ways of connecting with people, whether peers, clients or potential mentors. There is also a new Tinder-like app called Shapr that will connect you with people who have similar interests and want to grow their network.

In Real Estate and in life, your social capital (or network) has a direct impact on your financial outcomes. Whatever the current state of your personal- and professional networks, there is always room to improve.

 Did I leave anything out? Got any favourite networking tips or techniques? 

Leave your comments below.

Looking to grow your network? Hope to see you at our next networking event!

Property Management Workshop : What to Do About Problem Tenants

Wednesday, Mar 14, 2018, 6:00 PM

Centre d’affaires Communoloft HOMA
3965, rue Sainte-Catherine Est Montréal, QC

8 Investisseurs en devenir Went

The most popular question my clients ask me is: “What can I do if I have problems with my tenants?” BEFORE you sign your leases for 2018, don’t miss this workshop. We share property-manager’s secrets for how to avoid renting to problem-tenants.

Check out this Meetup →

Eyeing Better-Than-Market Returns? Avoid This Mistake

Eyeing Better-Than-Market Returns? Avoid This Mistake

Those sexy numbers might be hiding something

Every year I encounter one or two new investors who want the best deal ever made in human history. He or she (but usually he) expects to buy a property with outstanding upside. For buckets under market value. The first time they do a deal. In a competitive market. The investor then proceeds to look properties farther and farther in the boonies, with bigger and bigger defects, and worse and worse tenants. Sound familiar? If so, here are a few words of advice to consider.
Risk & Reward
When you invest in stocks, your broker (should) mention risk tolerance. In stock investing, it’s common knowledge that high returns carry high risk. If you want a portfolio that offers ten plus percent return, you gotta be willing to deal with a downside. Read: you can make big returns, but you might take big losses.
Real estate is no different. Real estate markets – like other markets – operate according to baseline metrics (Cap rates, GRM, NRM, and so on). If you’re looking to beat these returns by a wide margin, chances are you’re heading for one of two not-so-great scenarios.
 
What’s Your Time Worth?
First, it’s possible that the time component is missing from your number crunching. Let me give you an example. A building full of studio apartments may show juicy returns on paper. On the ground, these returns aren’t quite so sexy. A property filled with small units may indeed generate lots of income. But, your turn-over rates will be bananas. Bad debt percentages on these kinds of properties are usually high. You’ll probably pay utility bills and perhaps have to maintain appliances. The tenants will call you more.
Basically, you or someone you pay will be spending time dealing with a high maintenance property and population. This will eat your on-paper gains. Certain types of properties are time-suckers. Learn what they are and avoid them. Or else make very sure you’re accounting for your time.
 
Banks & Insurance Companies Judge Risk Better Than You
Properties that show higher-than-average returns on paper can also be riskier. Small-unit properties like the one I mentioned carry higher fire- and water damage risks. This is why banks are more reticent to finance them, and why insurance is costly. In fact, take the banks and the insurers as a guide. What is expensive to insure or hard to finance is probably risky.
The same goes for buildings with commercial revenue. If a property has a good mix of commercial and residential tenants or even a good mix of commercial tenants, the risk may be mitigated. But, if a building looks profitable based on the occupancy of one commercial anchor tenant, you may want to watch out. With Amazon and the current trend in online retail as well as telecommuting, the market for commercial space is definitely in flux. Factor in that commercial tenancy is very sensitive to economic cycles and neighbourhood evolution. Also, when cash flow depends heavily on one commercial tenant, this indicates a high-risk scenario.
That’s why the bank demands higher interest rates, more information, personal guarantees and higher interest rates for commercial properties. Commercial insurance is more expensive. This is not robbery. Banks and insurers charge a premium because these kinds of investments are, statistically, riskier. Trust me, whatever calculations you’re making, the bank made them a long time ago. If they’re nervous, maybe you should be too! They’ve been in business longer…
Debbie Downer Does Investing
Don’t get me wrong. It’s very possible for beginners to make money investing in real estate, and even to find good deals once in a while. Simply, it’s important to be mindful of market realities and to factor risk and time into closing decisions. As your network and experience in the industry increase, so will your ability to discover and pounce on a great deal. Don’t let greed and Ego make the wrong decisions for you early on.
So, please go out and look for deals, but play safe!
Yours in property investing,
Terrie
2018 GUIDE TO MONTREAL REVENUE PROPERTY: Make 2018 your year !

2018 GUIDE TO MONTREAL REVENUE PROPERTY: Make 2018 your year !

Want to invest in rental property in Montreal in 2018? Don’t miss this Meet-Up!

Terrie Schauer, rental property manager, runs a workshop that will help you outline your investment goals for 2018.

This workshop will show basic financial guidelines for identifying profitable investments. Terrie will share her insider’s market analysis of which areas are profitable, as well as price-points for making profitable investments (condos, small plexes).

Join us! Don’t forget to bring business cards and your notebook.

https://www.meetup.com/GROUPE-IMMOBILIER-MONTREAL-INVESTIR-GERER-RENTABILISER/events/246023549/

What's the biggest act of self-sabotage real estate investors make?

What’s the biggest act of self-sabotage real estate investors make?

Dear Fledgling Real Estate Investor,

If you want to make positive cash flow buying rental property: please, please, please don’t shop for yourself!

Yours,
The Agent Who’ll Be Stuck Renting Your Overpriced Units

Let me describe one of the biggest acts of self-sabotage I witness when I work with beginner investors.

“Terrie, I want to buy an investment property.”

“Okay. Tell me.”

“I was thinking of a condo in ***insert over-priced, high-end neighborhood here***”

Watch as I hold my head. Housing, maybe more than any other business, is an emotional industry. I get it.

But, if you’re purchasing an investment property, it’s got to have positive cash flow, right? If you’re renovating a rental unit, it’s to maximize your return on investment or to protect it, no? Aesthetics has its place. Providing good, reliable services to your tenants are important. But be mindful of what makes economic sense and what is a matter of personal taste. You’d be surprised how many beginner investors struggle with this concept.

Let me give you my take on where this issue comes from. If you drive a Mercedes or let’s say, one of the old Volkswagen beetles, it might be difficult for you to imagine that anyone would want to drive a Toyota Camry. I get it. BUT which manufacturer sells more cars? Which car is easier and cheaper to maintain? Which producer will do better in a recession? Which car brand is more vulnerable when people start cutting back on luxury items?

You see where I’m going with this. When economic cycles take their toll on local economies, the one-bedroom for seven- or eight-hundred dollars stays rented. In fact, if this type of unit takes a price hit in a bad market, it’ll be a fifty-dollar hit. No so for the luxury two-thousand dollar a month loft in your oh-so-trendy neighbourhood.

The bread and butter of the residential tenancy markets are in middle-and-lower income areas. It stands to reason that higher-end rentals are in direct competition with the condo market. Whoops! The promoter decided to throw up another tower just as interest rates went up? You’ll have to keep your rent below what his prices are now. Lower end units don’t face this type of competition.

Also, your cash flow is directly related to the cost you pay per unit. What’s the cheapest condo you’d personally consider living in? Don’t like the ground floor? The busy street? That not-so-awesome graffitied neighbourhood. That’s fine! You don’t have to live there! The only thing that should interest you is how much someone else is willing to pay to live there.

For all we know, the owners of McDonald’s don’t like the Big Mac. The point is, enough people do, and the cost of manufacturing the sandwich leaves enough margin for the business to make money. You don’t have to want to live in your rental units. Your tenants do! That’s how you make an investment make cents.

Investment property is a business. Our success as investors depends on selling the right product to the right market. We need to be in the business of providing what the market wants, not in the business of creating something we personally would like, and then desperately trying to sell it to cover our overhead costs.

Think of that as you evaluate what type of investment property to buy.

Yours in investment,
Terrie

Local real estate prices too expensive

Local real estate prices too expensive? Here are come creative solutions…

Shopping for real estate in Montreal’s Plateau Mont-Royal, the GTA, or BC can be frustrating. Markets in these areas present a challenge for first-timers and more experienced investors alike.

It’s hard to find properties that cash flow. Barriers to entry for a first purchase are about to take a step skyward. With changes planned to lend criteria early next year, many will see their buying power decrease. It may be tempting to throw up your hands and conclude you’ll never be able to get into the real estate game, or that your portfolio is doomed to stagnate at its current size.
Not so! Maybe it’s just time to get creative.
There may be answers outside your local market. Instead of plopping down 500k for a condo in the Plateau, why not consider a triplex in a less sexy part of Montreal? Duplexes and triplexes in areas like Mercier or Lachine go from 300k-450k. At this price, it’s possible to find properties that break even or have slightly positive cash flow. If you want to live in an overpriced area, why not consider renting? When you run numbers, you’ll be surprised how cost-effective renting may be.
Don’t forget: you pay your mortgage on a principal residence with after-tax dollars. Add to this the fact that interest paid on your private residence is not tax deductible. Now you’ve added tax burdens to compound already exaggerated real estate prices.
Worried that with Toronto prices you’ll never own property? A one bedroom condo in Montreal can go for 175-200k. With a property like this, well rented, you can cover your costs with pre-tax dollars. You can deduct interest as a business expense.